What does a Charlotte cost in Southgate? The answer depends on which builder you ask. Southgate is the new single-family subdivision at 510 Bachman Run in South Annville Township. Two companies, Garman Builders and Landmark Homes, are splitting its 252 lots. Both sell a plan called Charlotte. The two plans have the same number of bedrooms and bathrooms, but the price, the square footage and the cost per square foot are all different.
Across both builders' price sheets, the smallest homes cost the most per square foot, and each square foot you add costs far less than the average. A buyer comparing by plan name or by the lowest "starting at" figure is using the wrong measure.
Two Charlottes, One Street Grid
Here are the two Charlottes as each builder lists them. These figures were checked on October 12, 2026.
| Garman Charlotte | Landmark Charlotte | |
|---|---|---|
| Bedrooms / baths | 4 / 2.5 | 4 / 2.5 |
| Square feet | 1,986 | 2,651 |
| Starting price | $492,900 | $532,600 |
| Price per square foot | about $248 | about $201 |
Landmark's Charlotte costs $39,700 more and gives you 665 more square feet. That works out to about $60 for each added square foot, roughly a quarter of what Garman's Charlotte costs per square foot on average. On the headline price, Garman's version is cheaper. Per square foot, Landmark's is cheaper.
Southgate is far enough along that this matters now. Supervisors approved the final land-development plan for Phase 2 on May 13, 2026, according to LebTown. In August the township also approved Pennsylvania American Water fire-hydrant applications near Savannah Drive and Salisbury Lane in that phase. The lots are planned for release over four phases.
The First 2,000 Square Feet Cost The Most
The Charlotte comparison is one example of a pattern that runs through both price sheets. Garman lists 15 Southgate plans and Landmark lists 12. Arranged from smallest to largest, the price per square foot generally falls, though a few neighboring plans land within a dollar or two of each other.
At Garman, the 1,882-square-foot Bryson starts at $508,900, about $270 per square foot. The 3,705-square-foot Whitmore starts at $600,900, about $162 per square foot. The Whitmore is almost twice the size of the Bryson and costs $92,000 more.
Landmark follows the same pattern. Its Perry has 1,911 square feet at $499,900, about $262 per square foot. Its Silverbrooke has 3,824 square feet at $628,700, about $164 per square foot.
A simple calculation shows how steeply the cost of each added square foot drops:
- Garman's Charlotte to Garman's Whitmore: $108,000 buys 1,719 more square feet, about $63 per added foot.
- Landmark's Huntington to Landmark's Silverbrooke: $131,600 buys 1,626 more square feet, about $81 per added foot.
- Garman's Bryson to Garman's Monroe: $7,000 buys 685 more square feet, about $10 per added foot.
Neither builder publishes how its prices are built. Landmark does state that its advertised floor-plan price includes the base lot. When a share of a starting price goes to land rather than living space, a smaller house carries that share across fewer square feet. That is one plausible reading of the pattern. A sales manager can say how much of a given price is lot.
Bedroom count can also be misleading. The Perry, one of Landmark's lowest-priced plans, comes standard with two bedrooms and two full baths. It has a flex room that can be a study or an optional third bedroom. Garman's Charlotte, at about the same price, lists four bedrooms. When two plans are priced alike, the floor plans can still be very different.
What Each "Starting At" Figure Covers
Price per square foot only compares two homes fairly if both prices include the same things. They don't. Garman lists these features as included design upgrades at Southgate:
- Gas fireplace
- Luxury vinyl tile flooring in full baths and laundry
- Hardwood flooring in the kitchen, foyer, mudroom and powder room
- Granite countertops with tile backsplash
- A full-height Superior Walls basement
Landmark's Southgate page lists walking trails, a playground and open space as community amenities. The plan pages reviewed did not include an itemized schedule of standard versus upgraded features. On the Perry plan, Landmark describes the cathedral ceiling and the tray ceiling in the owner's suite as options.
Three numbers that belong in any side-by-side comparison are missing from what either builder publishes. Neither page lists lot premiums for specific Southgate lots. Landmark's FAQ says HOA terms vary by community and refers buyers to its Community Sales Manager. No Southgate HOA fee appeared on the pages reviewed. Garman also notes that lot and home prices can change and recommends confirming current figures with a New Home Specialist. A two-builder comparison isn't finished until you have all three of those numbers in writing for the specific lot.
Where Southgate Sits Against Lebanon County Resale
Lebanon County's resale market makes the per-square-foot question more pressing. According to Bright MLS's August 2026 report, the county's median sold price was $341,759 in August 2026, up 13.6% from a year earlier. The same report counted 148 closed sales, 3.9% fewer than a year earlier, and a median of 11 days on market. Active listings rose 23.1% to 416, and months of supply rose to 3.13.
Southgate's lowest starting price, $492,900, is about $151,000 above that August county median. That gap comes from building a house you choose from new, along with the included features and the lot. Bright's numbers describe a resale market with more listings than a year ago and fewer closings. Buyers weighing new construction against resale in August 2026 had more resale homes to choose from than they did in August 2025.
That is another reason per-square-foot math matters more than the starting price. Someone choosing between Southgate's smallest plan and a resale home is comparing the most expensive square feet in the subdivision with the county median. Someone choosing between Southgate's larger plans and a resale home of similar size faces a much smaller gap per square foot.
Wynfield Follows The Same Pricing Pattern
Garman's other Annville community shows the same pattern at a different price level. Wynfield at Annville is a 55+ community that starts at $430,900, with 12 plans. Its HOA handles exterior home maintenance, lawn care and snow removal. Amenities include The WYN clubhouse, a resort-style pool, a fire pit and social spaces, pickleball and cornhole.
The three Wynfield plans reviewed show the same falling cost per square foot.
| Plan | Square feet | Starting price | Per square foot |
|---|---|---|---|
| Ethan | 1,758 | $442,900 | about $252 |
| Ethan II | 2,438 | $470,900 | about $193 |
| Clarkson II | 2,620 | $472,900 | about $180 |
The Clarkson II costs $30,000 more than the Ethan and has 862 more square feet, about $35 per added foot. No HOA dollar amount appeared on the Wynfield page reviewed. Since the HOA covers exterior work that Southgate owners would pay for themselves, that fee is the number that makes a Wynfield-to-Southgate comparison complete.
Wynfield is still growing. LebTown reported that South Annville supervisors approved final plans for Phase 2A, with 27 single-family homes plus open space, and Phase 2B, with 17 single-family homes, at their September 9, 2026 meeting.
A Few Questions Buyers Ask
Are the two Southgate builders on separate sections of the subdivision? The sources reviewed say only that Garman and Landmark will each build half of the 252 homes. Ask each builder's sales team which specific lots it controls.
Is more housing planned nearby? Ninety Seventeen LLC has proposed The Grove, a 42-home plan on 29.62 acres at Royal Road and Spruce Street. In January 2026 the zoning hearing board unanimously rejected its request for sidewalks on only one side of the street. That hearing covered the sidewalk variance only, not full subdivision approval.
How current are these prices? Builder prices in this post were checked on October 12, 2026, and Garman notes that its lot and home prices can fluctuate. The county figures come from Bright MLS's August 2026 report, published September 10, 2026.
If you're comparing Southgate plans across two builders, or weighing Wynfield against a resale home, Denise Bollard can go through the price sheets, lot premiums and HOA terms with you line by line before you sign a reservation. Schedule a consultation to request current figures for the specific lots you're considering.
This article is general information, not legal, tax or financial advice. Consult a qualified professional about your situation.
